Miami-Dade County building permits are issued by whichever government controls your address. If your property's folio number begins with 30, the parcel is in unincorporated Miami-Dade and the county's Department of Regulatory and Economic Resources (RER) issues the permit. Every other folio sits inside one of the county's 35 municipalities, and that city's building official handles permits and inspections. Below: how to find your office, what permits cost, and how hurricane-zone product rules work. For a fast first answer, run the free permit checker.
Key takeaways
- In Miami-Dade, a folio number beginning with 30 means the county issues your permit; any other folio means your city's building department does.
- Some city projects also need a county review, called County Municipal Approval, for items such as DERM, Water and Sewer, or Fire Rescue.
- Permit fees are set by each jurisdiction: unincorporated Miami-Dade charges a $150.82 minimum for residential building permits, and cities publish their own schedules (fees checked November 2026).
- Roofing, windows, doors, shutters, and other building envelope products need product approvals, and Miami-Dade's Product Control Section issues Notices of Acceptance (NOAs) for them.
- Florida law requires a copy of a recorded Notice of Commencement before the first inspection when the direct contract is over $5,000, except A/C repair or replacement under $15,000.
Table of contents
- Who issues building permits in Miami-Dade County?
- What home projects need a permit in Miami-Dade?
- Which permit portal does my Miami-Dade city use?
- How much do building permits cost in Miami-Dade?
- What is the High-Velocity Hurricane Zone, and how does it affect my project?
- Can I pull my own permit as an owner-builder in Miami-Dade?
- When do I need a Notice of Commencement in Miami-Dade?
- How does the permit process work in unincorporated Miami-Dade?
- What does a re-roof permit cost in different parts of Miami-Dade?
- What if work was already done without a permit?
- What should I do before starting a project in Miami-Dade?
Who issues building permits in Miami-Dade County?
Your city issues the permit unless the property is in unincorporated Miami-Dade, where the county's RER department does. According to the county, each of its 35 municipalities has its own building official.
How do I tell from my folio number?
The folio number on your property record is the dividing line. Folios that begin with 30 are unincorporated and permitted by the county; all other folios go to the municipality's building department. Our unincorporated Miami-Dade permit page gathers the county's main forms and fees.
Does the county still review some city permits?
Yes. A city project can need what the county calls County Municipal Approval when it involves Water and Sewer, impact fees, environmental review by DERM, Fire Rescue, or the Florida Department of Health for septic tanks. The county assigns these a process number that begins with M.
You still start with your city, because the county's application asks for a copy of the city's permit application and process number, as its County Municipal Approval page explains.
What home projects need a permit in Miami-Dade?
Most construction, repair, and demolition work needs a permit. The county lists home additions, swimming pools and spas, sheds, pergolas and gazebos, fences, windows, and doors among the projects that require one.
Building, zoning, and trade permits
Miami-Dade sorts residential permits into three types:
- Building permits cover a new structure, changes or repairs, and demolition.
- Zoning Improvement Permits (ZIP) cover projects that do not need a building permit but still must meet zoning standards.
- Trade permits cover roofing, electrical, plumbing, and mechanical work, either on their own or under a master building permit.
Is any work exempt?
Some minor work is exempt, but the county tells applicants to review its permit exemptions first, and cities such as Coral Gables publish their own. If your project is not clearly on an exemption list, treat it as permit-required.
Which permit portal does my Miami-Dade city use?
Each jurisdiction runs its own system. These portals are listed on each official site as of November 2026.
| Jurisdiction | Online permit portal |
|---|---|
| Unincorporated Miami-Dade | RER Electronic Permits and Reviews System (EPS) portal |
| City of Miami | iBuild |
| Hialeah | Tyler Customer Self Service (CSS) |
| Miami Beach | Civic Access (CSS) |
| Coral Gables | Building Permits Self-Service Portal |
| Miami Gardens | Citizen Self Service (CSS) |
| Homestead | EPL-B.U.I.L.D |
| North Miami | E-Services |
Some cities offer faster lanes: Coral Gables auto-enrolls qualifying online residential applications, such as roofing, doors and windows, and certain kitchen and bath renovations, in a Same Day Permit Program.
How much do building permits cost in Miami-Dade?
There is no single countywide price. Unincorporated Miami-Dade uses mostly flat and per-square-foot fees, while many cities charge a percentage of construction value. Figures below come from each office's published schedule, checked in November 2026; fees change, so confirm before you budget.
Unincorporated Miami-Dade fees
The county's Implementing Order 4-63, effective October 1, 2026, sets a $150.82 minimum for residential dwelling building permits (single family and duplex) and $656.64 for a residential pool or spa installation. For existing single-family, duplex, and townhome dwellings, an exact change-out of windows and doors or of an electrical panel is $133.38.
The county adds a 7.5 percent RER surcharge plus two state surcharges of 1 percent and 1.5 percent of permit fees, each with a $2 minimum.
City fee examples
| City | How fees are set | Example from the published schedule |
|---|---|---|
| Hialeah | Mostly flat or per unit (effective March 20, 2026) | $180 residential minimum; windows and doors $12 per opening |
| Miami Beach | Percent of construction cost (effective October 1, 2025) | 1.7 percent of cost up to $1.5 million; $122 alteration minimum |
| Coral Gables | Percent of construction value | $200 minimum; 2.00 percent of value up to $250,000 |
| Homestead | Percent of value (Ordinance 2025-09-25) | Renovation or alteration 3.0 percent; reroof 2.0 percent |
| North Miami | Flat and per unit (revised June 2026) | $150 stand-alone residential electrical, plumbing, or mechanical permit |
| Miami Gardens | Per dollar of job value (revised September 11, 2024) | Residential alteration $0.06 per $1.00, $78.55 minimum, $1,650 maximum |
The City of Miami charges residential permits for up to three units 0.50% of the estimated construction cost, with a $110 minimum permit fee, under the fee schedule adopted by Resolution R-26-0200 on April 23, 2026. Its SAVE program cuts city permit fees by 50% for qualifying storm-proofing work until February 12, 2027.
Up-front and add-on fees
Expect add-ons. Miami Gardens collects 30 percent of the permit fee at application and adds a 15 percent technology fee. Miami Beach collects 20 percent of the estimated permit fee up front (or its minimum, if greater) and adds a 6 percent technology and training surcharge.
Our take: Check the folio number before you collect quotes; it settles the jurisdiction question in seconds. When you cannot confirm that work is exempt, treat it as permit-required. A skipped permit in a hurricane zone tends to surface at sale, at refinance, or after a storm claim.
What is the High-Velocity Hurricane Zone, and how does it affect my project?
The High-Velocity Hurricane Zone (HVHZ) is a part of the Florida Building Code with its own requirements and test protocols for building envelope products, and Miami-Dade roofing permits use HVHZ application forms. In practice, it means the roofing, windows, doors, and shutters on your permit need documented approvals.
What is a Notice of Acceptance (NOA)?
A Notice of Acceptance (NOA) is a Miami-Dade County product approval. The county's Product Control Section reviews and approves building envelope products, mainly windows, exterior glazing, wall cladding, roofing, exterior doors, skylights, glass block, siding, and shutters.
Permit applications ask for these numbers. The county's HVHZ roofing application asks for product approval numbers for roof components, and Hialeah's roofing package says the NOA must be provided at application and posted at the job site. Florida's statewide product approval system also flags products approved for HVHZ use. Our guide to Florida product approvals and NOAs explains how to read one.
A code change on December 31, 2026
The Ninth Edition (2026) of the Florida Building Code takes effect December 31, 2026, according to Miami-Dade's Product Control notices, which say HVHZ roofing changes will affect some current underlayment NOAs. If your roof permit will be filed near that date, ask your roofer which edition applies.
Can I pull my own permit as an owner-builder in Miami-Dade?
Yes, if you qualify under Florida's owner-builder exemption in section 489.103, Florida Statutes. You act as your own contractor and must directly supervise, on site, any work not performed by licensed contractors.
The key conditions:
- The exemption covers building or improving a one-family or two-family residence for your own use that is not offered for sale or lease.
- If you sell or lease it within one year after completion, the law presumes you built it for sale or lease.
- You must personally appear and sign the building permit application.
- Miami-Dade requires owner-builders to sign a form acknowledging their responsibilities before the permit is issued, and roofing permits require an additional owner-builder form.
Is there a reduced-fee owner-builder option?
Yes, in unincorporated Miami-Dade. Section Q of the county fee schedule sets an owner-builder process for single-family, duplex, and townhome work with a 20 business day review, its own rates, and a $25.00 non-refundable up-front fee; switch to a contractor midway and regular rates apply. Read our owner-builder permit guide on the liability you take on first.
When do I need a Notice of Commencement in Miami-Dade?
You need one when the direct contract for the improvement is more than $5,000. Florida law has the permit office require a copy of the recorded Notice of Commencement before the first inspection, and repair or replacement of an existing heating or air-conditioning system under $15,000 is excluded.
A Notice of Commencement (NOC) is a document the owner records before work begins, and posts at the job site, so subcontractors and suppliers know who to notify about payment. Miami-Dade requires a separate NOC for each individual permit. Our Notice of Commencement guide walks through filling one out.
How does the permit process work in unincorporated Miami-Dade?
You apply online or in person, pass plan review, pay the remaining fees, and then schedule inspections until a final inspection closes the permit. The county's homeowner permit information page lays out each stage.
- Gather documents. A Building Permit Application notarized and signed by the owner, a Contact Sheet, and a drawn-to-scale plan with at least a site plan, floor plan, and finished floor elevation.
- Submit. File through the county portal or at the Permitting and Inspection Center to get a 10-digit process number.
- Pay up-front fees. Plan review starts once they are paid and can include building, structural, zoning, impact fee, public works, and environmental review.
- Answer comments. The up-front fee covers an initial review and one follow-up per discipline; extra reviews carry a rework fee.
- Receive the permit. Keep the permit card and stamped plans at the job site.
- Schedule inspections. Request each one a day ahead with your permit number and three-digit inspection code.
How long do applications and permits last?
Both are valid for 180 days. A permit can expire if work does not start or no inspection is approved within 180 days, and you can request a 180-day extension through the portal. Cities set their own rules.
What does a re-roof permit cost in different parts of Miami-Dade?
The base roofing fee for the same house can differ by more than $150 depending on jurisdiction. Here is a worked example for a 2,200 square foot tile re-roof on a single-family home, measured as roof coverage including overhangs.
| Jurisdiction | Published tile roofing rate | Base fee for 2,200 sq ft |
|---|---|---|
| Hialeah | $0.20 per sq ft, $290 minimum | $440.00 |
| North Miami | $0.21 per sq ft | $462.00 |
| Unincorporated Miami-Dade (Section I roofing) | $0.144 per sq ft | $316.80 |
| Unincorporated Miami-Dade (Section P hardening permit) | $0.132 per sq ft | $290.40 |
These are base fees only; surcharges and up-front fees are added, and the county prints two roofing rate sets, so confirm which applies. For a Hialeah address, see our Hialeah permit page.
Paperwork goes beyond the fee. Miami-Dade's roofing forms include hurricane mitigation affidavits for existing single-family homes, such as the roof-to-wall connection affidavit, and roof components need product approval numbers.
What if work was already done without a permit?
You can still permit it, but expect to uncover some work and possibly pay a penalty. Miami-Dade permits existing unpermitted work through the same process as new work, and some finished work may need to be opened for inspection.
If a Notice of Violation has been issued, the county applies a double fee: an additional 100 percent of the usual permit fee on top of the required fee. Cities set their own penalties; Coral Gables charges $250 plus a double permit fee for a first offense of doing work without a permit.
What should I do before starting a project in Miami-Dade?
Confirm your jurisdiction first, then confirm the permit list, fees, and paperwork with that office before you sign a contract.
- Check your folio. If it begins with 30, apply to the county; otherwise apply to your city.
- Ask about county reviews. City projects may also need County Municipal Approval.
- Collect product approvals for any roofing, windows, doors, or shutters.
- Vet your contractor. The county says licensed contractors must always have general liability and workers' compensation insurance in effect.
- Plan the Notice of Commencement. If the contract is over $5,000, record it before work starts and file a copy before the first inspection.
When you are ready, check your project in our free tool, then confirm every detail with your building department.